Loading...
HomeMy WebLinkAboutZ-7508-A Staff AnalysisJuly 7, 2005 ITEM NO.: H.1 FILE NO.: Z -7508-A NAME: Talley Centre Short -form PCD LOCATION: Located on the Southeast corner of Colonel Glenn Road and Talley Road DEVELOPER: Boen Enterprises, LLC 10600 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 5.01 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 LF Restaurant and C-3, General Commercial District uses VARIAN C ESMAIVE RS REQUESTED: None requested. BACKGROUND: A rezoning request was filed for the December 18, 2003, Planning Commission Public Hearing. This item was withdrawn from the Commission's agenda without prejudice prior to the public hearing. The applicant proposed the rezoning of 5 acres from R-2, Single-family to C-3, General Commercial District. A. PROPOSAUREQUEST: The applicant is proposing a rezoning of the site from R-2, Single-family to PCD to allow the creation of a two lot plat and the development of the individual lots with C-3, General Commercial District uses and a restaurant facility. July 7, 2005 SUBDIVISION ITEM NO.: H.1(Cont.)FILE NO.: Z -7508-A The applicant has indicated proposed Lot 1 will contain 1,69 acres and a 6,400 square foot restaurant without drive-through service. The applicant has indicated 104 parking spaces on the proposed site plan. The hours of operation are proposed from 7:00 am to 11:00 pm seven days per week. The applicant has indicated proposed Lot 2 will contain 2.54 acres and 26,400 square feet of retail space with C-3, General Commercial District uses as allowable uses for the site. The applicant has indicated 151 parking spaces on the site. The hours of operation are proposed as 7:00 am to 10:00 pm seven days per week. B. EXISTING CONDITIONS: The site contains two single-family structures, one at the southwest corner and one at the northwest corner. The remainder of the property is undeveloped and tree covered. The general area contains a mixture of uses and a large amount of undeveloped property. There are office/warehouse uses across Colonel Glenn to the north, with the Clear Channel facility, a restaurant, a bank and a strip center to the northwest. There is undeveloped R-2 zoned property immediately east and south of the property. There are industrial uses further east and south along Shackleford Road. There is a commercial subdivision under development across Talley Road to the west with a new automobile dealership near completion and a new hotel just beginning construction. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association, the Stagecoach Dodd Neighborhood Association, all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. Note: Plans indicate 45 -feet. 2. The proposed land use would classify Talley Road on the Master Street Plan as a commercial street. Dedicate right-of-way 30 -feet from centerline as shown on the plan. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of the roads. 4. With site development, provide the design of these streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5 -foot sidewalks with the planned development. Sidewalks are 2 July 7, 2005 SUBDIVISION ITEM NO.: H.1 Cont. FILE NO.: Z -7508-A required on both street frontages. 5. Plans of all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 8. Storm water detention ordinance applies to this property as indicated on the plans. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots on Talley Road must be located a minimum of 250 -feet from the future, adjacent right-of-way line of Colonel Glenn Road and share a single driveway access centered on the property line. The shared drive should be opposite the commercial drive located to the west. The width of driveway must not exceed 36 -feet. On Colonel Glenn Road, the principal arterial, the driveway must be located 300 -feet from the adjacent right-of-way line of Talley Road. 10. For Lot 1, head in parking must face Talley Road so parking aisles are located as far as practicable away from the right-of-way. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for additional information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING; Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will K July 7, 2005 SUBDIVISION ITEM NO.: H.1(Cont.)FILE NO.: Z -7508-A L.thave minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Plannincl: No comment. CATA: The site is located near a CATA bus route. CATA Bus Route #14 (Rosedale Route) is located to the east along Colonel Glenn and Shackleford Roads. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a rezoning from R-2 (Single Family Residence District) to PCD (Planned Commercial Development) for construction of a retail center and restaurant with C-3 (General Commercial District) uses allowable on site. A land use plan amendment for a change to Commercial is a separate item on this agenda (File No. LU05-12-03). Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan. Talley Road is shown as a proposed collector on the north side of Colonel Glenn Road and as a Local Street south of Colonel Glenn Road. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Currently none of the roads are built to standards adjacent to the property. These streets will require dedication of right-of-way and may require street improvements. Cily Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Stagecoach Dodd Neighborhood Action Plan. The Zoning and Land Use goal is to: "Maintain and encourage single-family and low density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in area currently reserved for such uses on the Future Land Use Plan. One objective is to "provide adequate separation between residential and non-residential uses." An action statement encourages non residential development to be west of 4 July 7, 2005 SUBDIVISION ITEM NO.: H.1 Cont. FILE NO.: Z -7508-A Shackelford Road. This application is west of Shackelford Road but does not conform to the Future Land Use Plan. Landscape: The plan submitted does not provide for the average 37 -foot wide street buffer along Colonel Glenn Road, nor the average 17.7 -foot wide street buffer required along Talley Road. Additionally, a portion of the proposed on-site landscape strip along Colonel Glenn Road is less than the minimum 6 -feet 9 -inch width allowed by the landscape ordinance. A variance of the landscape ordinance requirement will necessitate City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern and southern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of 6 -inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Pat McGetrick was present representing the request. Staff stated the developers were requesting a rezoning of the site from R-2, Single-family to PCD to allow the creation of a two lot plat and the development of the site with a restaurant and a strip retail center. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide additional information concerning proposed signage. Staff also requested the applicant provide details concerning the total building coverage in the general notes section of the proposed site plan. Public Works comments were addressed. Staff stated the indicated right-of-way for Colonel Glenn Road was not adequate to meet the Master Street Plan requirement. Staff also stated a 20 -foot radial dedication would be required at the intersection of Colonel Glenn Road and Talley Road. Staff stated the proposed head in parking located along Talley Road should be located as far as practicable away from the right-of-way to ensure sight distance. II July 7, 2005 SUBDIVISION ITEM NO.: H.1 Cont. FILE NO.: Z -7508-A Landscaping comments were addressed. Staff stated the proposed site plan did not comply with the minimum ordinance requirements. Staff suggested the applicant meet with staff individually to ensure compliance. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing some of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated proposed signage would comply with signage allowed in commercial zones or a maximum of 36 -feet in height and 160 square feet in area. The applicant has also indicated the total building coverage in the general notes section of the proposed site plan. The applicant has increased the right-of-way dedication along Colonel Glenn and indicated a 20 -foot radial dedication to meet current Master Street Plan requirements. The applicant is proposing a rezoning of the site from R-2, Single-family to PCD to allow the creation of a two lot plat and the development of the individual lots with C-3, General Commercial District uses and a restaurant facility. The applicant has indicated proposed Lot 1 will contain 1.69 acres and a 6,400 square foot restaurant without drive-through service. The applicant has indicated the building will cover nine percent of the site and thirty percent of the site will be landscaped. The applicant has indicated 104 parking spaces on the proposed site plan. The ordinance would typically require the placement of 64 parking spaces for a restaurant use. The hours of operation are proposed from 7:00 am to 11:00 pm seven days per week. The applicant has indicated proposed Lot 2 will contain 2.54 acres and 26,400 square feet of retail space with C-3, General Commercial District uses as allowable uses for the site. The applicant has indicated 151 parking spaces on the site. The ordinance would typically require the placement of 88 parking spaces on the site for a commercial development utilizing C-3, General Commercial District uses. The placement of a restaurant within the development would be considered at one space per one hundred square feet of gross floor space. A restaurant was not considered when assigning the required parking for the proposed development. The applicant has indicated building coverage will be twenty-three percent of the site and twenty percent of the site will be landscaped. The hours of operation are proposed as 7:00 am to 10:00 pm seven days per week. The applicant has not addressed staff's concerns with regard to driveway placement along Colonel Glenn Road or redesigned the indicated parking X July 7, 2005 SUBDIVISION ITEM NO.: H. FILE NO.: Z -7508-A adjacent to the Talley Road right-of-way. The applicant has removed access to proposed Lot 1 from Talley Road but has not indicated the driveway location across Talley Road as requested by staff to ensure alignment with the drive located across the street for proposed Lot 2. The indicated driveway along Colonel Glenn Road does not allow sufficient spacing to meet current ordinance requirements. Staff is not supportive of allowing the driveway as currently proposed. The indicated parking for proposed Lot 2 creates a "T" Type intersection near the roadway, which in staff's opinion will cause traffic conflicts and result in the backing of cars onto Talley Road. Staff is not supportive of the applicant's request for a rezoning of this site. The City's Future Land Use Plan designates the property as Light Industrial. The applicant has filed a land use plan amendment for a change to commercial which is a separate item on this agenda. Staff feels that a rezoning of this property to commercial is premature, given the large amount of undeveloped commercial property (zoned C-2, C-3 and C-4) to the west, at the intersection of 1-430 and Colonel Glenn Road. This property is part of a large light industrial corridor along Shackleford Road as shown on the City's Future Land Use Plan. Although a future rezoning of this property could be a viable option, staff feels that the removal of the property from the light industrial corridor is inappropriate at this time. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were no registered objectors present. The chair stated there were only eight Commissioners present. The chair stated typically when there was fewer than nine Commissioners present the applicant was offered the option of a deferral. Staff stated the deferral would be to the July 7, 2005, Public Hearing. The applicant indicated a deferral was being requested. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of withdrawal. Staff stated the applicant had 7 July 7, 2005 SUBDIVISION ITEM NO.: H.1 Cont. FILE NO.: Z -7508-A submitted a request dated July 6, 2005, requesting the item be withdrawn from consideration without prejudice. Staff stated they were supportive of the request but the request would require a waiver of the Planning Commission's By-laws with regard to the late request for a withdrawal. There was no further discussion of the item. A motion was made to waive the Commission's By-laws with regard to the late withdrawal request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. The chair entertained a motion for placement of the item for inclusion on the consent agenda for withdrawal. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 ITEM NO.: 13 FILE NO.: Z -7508-A NAME: Talley Centre Short -form PCD LOCATION: located on the Southeast corner of Colonel Glenn Road and Talley Road Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Are there any alternative uses being requested for proposed Lot 1? The site plan indicates a restaurant use. 3. Provide the percentage of total building coverage in the general notes section of the proposed site plan along with the total percentage of paved area and the total percentage of landscaped area. 4. Provide details of the proposed signage including height and area. Variance/Waivers: None requested. Public Works Conditions: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. Note: Plans indicate 45 -feet. 2. The proposed land use would classify Talley Road on the Master Street Plan as a commercial street. Dedicate right-of-way 30 -feet from centerline as shown on the plan. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of the roads. 4. With site development, provide the design of these streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5 -foot sidewalks with the planned development. Sidewalks are required on both street frontages. 5. Plans of all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 8. Storm water detention ordinance applies to this property as indicated on the plans. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots on Talley Road must be located a minimum of 250 -feet from the future, adjacent right-of-way line of Colonel Glenn Road and share a single driveway access centered on the property line. The shared drive should be opposite the commercial drive located to the west. The width of driveway must not exceed 36 -feet. On Colonel Glenn Road, the principal arterial, the driveway must be located 300 -feet from the adjacent right-of-way line of Talley Road. 10. For Lot 1, head in parking must face Talley Road so parking aisles are located as far as practicable away from the right-of-way. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for additional information regarding streetlight requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planninq: No comment. CATA: The site is located near a CATA bus route. CATA Bus Route #14 (Rosedale Route) is located to the east along Colonel Glenn and Shackleford Roads. Planninq Division. Landscape: The plan submitted does not provide for the average 37 -foot wide street buffer along Colonel Glenn Road, nor the average 17.7 -foot wide street buffer required along Talley Road. Additionally, a portion of the proposed on-site landscape strip along Colonel Glenn Road is less than the minimum 6 -feet 9 -inch width allowed by the landscape ordinance. A variance of the landscape ordinance requirement will necessitate City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern and southern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of 6 -inch caliper or larger. Revised platiplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 11, 2005.